Sandakan, Sabah · Leasehold · 35 transactions
Estimated Market Value
Units (366–2120 sqft) estimated at RM115K – RM667K based on median PSF of RM314/sqft (35 verified transactions)
-61.0%
since 2021
Median Price
RM230K
RM160K – RM320K
Median PSF
RM314
RM206 – RM403
Transactions
35
2021-11 to 2025-10
Size Range
366 – 2120
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Detached | Leasehold | 1,238 | RM162 | RM200K |
| Nov 2024 | Detached | Leasehold | 366 | RM424 | RM155K |
| Sept 2024 | Low-Cost House | Freehold | 635 | RM362 | RM230K |
| Aug 2024 | Low-Cost House | Freehold | 635 | RM315 | RM200K |
| Jun 2024 | Low-Cost House | Freehold | 635 | RM441 | RM280K |
| Jun 2024 | Low-Cost House | Freehold | 635 | RM472 | RM300K |
| May 2024 | Low-Cost House | Freehold | 797 | RM314 | RM250K |
| May 2024 | Low-Cost House | Freehold | 635 | RM472 | RM300K |
27 more transactions hidden
TMN MERPATI · 35 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Sandakan average
All 35 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Sandakan & Sabah
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN MERPATI
Earliest PSF (2021)
RM415
Current PSF (2025)
RM162
Capital Gain
-61.0%
Total Return (est.)
-11.1% p.a.
| Capital appreciation (4 years) | -61.0% |
| Annualised capital return | -15.3% p.a. |
| Est. gross rental yield | 4.2% p.a. |
| Est. total return (capital + rental) | -11.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -58.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM800/mo
Rent Range
RM700-900
25th – 75th pct
Rent PSF
RM1.13
Est. Yield
4.2% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM700/mo |
| Semi Furnished | RM800/mo |
| Fully Furnished | RM1,000/mo |
*Estimated rental figures based on Sabah district average gross yield (4.2%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 350 sqft | 2 | RM155K | RM424 |
| 600 sqft | 3 | RM250K | RM415 |
| 650 sqft | 12 | RM230K | RM362 |
| 950 sqft | 3 | RM390K | RM403 |
| 1,500 sqft | 4 | RM465K | RM311 |
PSF Trend: Declining
PSF moved from RM415 (2021) to RM162 (2025)
Liquidity: Moderate
35 transactions over 4 years (~9/year)
0% below Sandakan average
This project: RM314 PSF vs Sandakan median: RM316 PSF
Est. Total Return: -11.1% p.a. (below FD)
Capital loss (-15.3% p.a.) + rental yield (~4.2% p.a.)
TMN MERPATI delivers a modest estimated total return of -11.1% p.a. — comprising -15.3% capital depreciation and ~4.2% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Sandakan average, suggesting fair market pricing.
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ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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